220 Curry Dr - 22-Units 11 BTR Single-Family with ADU's 17,850 SF Specialty Building Offered at $5,625,000 at a 6.10% Cap Rate in Williamsburg, VA 23188

EXECUTIVE SUMMARY | 2026 STRATEGIC ACQUISITION

FOR SALE: Stabilized 22-Unit BTR Portfolio | Williamsburg Area

100% Occupied | Newly Constructed | High-Yield Dual-Income Model

Sky Blue Realty, LLC presents a premier, "plug-and-play" investment opportunity in the High-Barrier-to-Entry, supply-constrained James City County market. This 2026 acquisition features 11 newly constructed, separately deeded single-family homes, each engineered with a seamlessly attached Accessory Dwelling Unit (ADU).
By delivering 22 distinct revenue streams with the operational overhead of only 11 primary assets, this portfolio offers a sophisticated hedge against vacancy while dramatically lowering expense ratios. Fully stabilized and 100% occupied, this asset confirms immediate financial performance and provides a rare entry point into the robust Williamsburg Build-To-Rent sector.

INVESTMENT SNAPSHOT
LOCATION: James City County, VA (Williamsburg Market)
OFFERING PRICE: $5,625,000
NET OPERATING INCOME (NOI): $343,101
CURRENT CAP RATE: 6.10%
CURRENT OCCUPANCY: 100% (Fully Leased)

THE OPPORTUNITY
This portfolio capitalizes on the "flight-to-quality" trend among 2026 renters-by-choice. Situated in a market with a critical shortage of high-quality rental inventory, these modern ranch-style homes feature open floor plans and "mop-and-go" interior finishes designed for maximum tenant appeal and minimal turnover downtime.

With professional management already in place and a resilient 6.10% yield, this is an ideal vehicle for investors seeking immediate cash flow and secure, long-term appreciation in one of Virginia’s most prestigious residential corridors.

The 11 Single-Family Homes with ADUs are:
1. 102 Magruder Avenue, Williamsburg, VA 23185
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 102 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2025
Lot Size: 0.3396 acres [Portfolio Details | Excel]

2. 104 Magruder Avenue, Williamsburg, VA 23185
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 104 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2025
Lot Size: 0.2617 acres [Portfolio Details | Excel]


3. 106 Magruder Avenue, Williamsburg, VA 23185
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 106 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2025
Lot Size: 0.332 acres [Portfolio Details | Excel]

4. 108 Magruder Avenue, Williamsburg, VA 23185
Main Home: 3 BR / 2 BA — 1,050 SF
ADU: 108 A — 1 BR / 1 BA — 500 SF
Total SF: 1,550
Year Built: 2025
Lot Size: 0.2429 acres [Portfolio Details | Excel]

5. 118 Grove Heights Avenue, Williamsburg, VA 23185
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 118 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2024
Lot Size: 0.3796 acres [Portfolio Details | Excel]

6. 134 Magruder Avenue, Williamsburg, VA 23185
Main Home: 3 BR / 2 BA — 1,050 SF
ADU: 134 A — 1 BR / 1 BA — 500 SF
Total SF: 1,550
Year Built: 2021
Lot Size: 0.316 acres [Portfolio Details | Excel]

7. 123 Jesters Lane, Williamsburg, VA 23188
Main Home: 3 BR / 2 BA — 1,050 SF
ADU: 123 A — 1 BR / 1 BA — 500 SF
Total SF: 1,550
Year Built: 2021
Lot Size: 0.333 acres [Portfolio Details | Excel]

8. 220 Curry Drive, Williamsburg, VA 23188
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 220 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2023
Lot Size: 0.278 acres [Portfolio Details | Excel]

9. 224 Curry Drive, Williamsburg, VA 23188
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 224 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2023
Lot Size: 0.333 acres [Portfolio Details | Excel]

10. 228 Curry Drive, Williamsburg, VA 23188
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 228 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2024
Lot Size: 0.234 acres [Portfolio Details | Excel]

11. 232 Curry Drive, Williamsburg, VA 23188
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 232 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2024
Lot Size: 0.359 acres

Investment Highlights: Stabilized 22-Unit BTR Portfolio

Unrivaled Financial Performance: This high-performance asset delivers a robust $343,101 NOI and an outstanding 6.10% Cap Rate. As a fully stabilized portfolio, it represents a premier yield-generating vehicle in the 2026 market.
The "Stealth" Dual-Income Advantage: Each property is engineered with the curb appeal of a premium, large-scale Modern Ranch Home. The seamless, integrated architecture maintains a single-family neighborhood aesthetic while hiding a second revenue stream. This "Stealth" design ensures that even during a tenant transition, the second active income stream protects the asset's monthly revenue.

Highly Efficient Expense Model: The attached ADUs generate 22 distinct revenue streams while maintaining the fixed operational costs (taxes, insurance, and lawn care) of only 11 primary structures. This unique structure maximizes net yield and dramatically lowers the portfolio’s expense ratio.

Immediate & Secure Cash Flow: With 100% occupancy already in place, this portfolio offers zero vacancy risk upon acquisition, providing instant and reliable returns in the supply-constrained Williamsburg market.

Minimal CapEx Risk: The portfolio consists entirely of new construction, utilizing modern, energy-efficient systems. This significantly reduces near-term capital expenditure concerns and protects long-term asset value.

Premium "Mop-and-Go" Design: Each unit features high-demand ranch layouts and open floor plans. The interiors are engineered with durable LVP and granite for rapid turnovers, while the exteriors are maintenance-free, ensuring maximum tenant appeal and high retention.

Prime Market Position: Located in the high-growth Williamsburg area of James City County, this portfolio capitalizes on a severely underserved sector. While 78.3% of residents own their homes, the remaining 21% of the market faces a critical shortage of high-quality rental inventory.

Summary: James City County presents a rare "flight-to-quality" investment opportunity. The convergence of high household wealth, a persistent housing supply shortage, and a stable, diversified economy provides a powerful tailwind for this premium, 100% occupied BTR with ADUs portfolio.

Property tours are available by appointment only. Please contact the listing broker to schedule.